Why Do Barndominiums Cost So Much?

Pole Barn Home/Post Frame Home, Barndominium or Metal Building Home. Whatever you or your area of the US calls it, they are popular right now and there is also a lot of controversy surrounding the pricing of them!

Why do people like these style homes so much? Because they can be easier to layout, quicker to build than traditional construction methods, easier to maintain, and can be economical if the right building options are chosen.

There are many people that want a forever home in the country that is extravagant, with huge square footage, a beautifully styled and large great room, open concept kitchens with massive islands and custom cabinets, and 5 bedrooms with an oversized garage. Post frame is great for that! And if your budget allows for these awesome plans and for luxury features throughout your home, then go ahead on all the accents and luxurious additions! 

While that would be awesome for everyone who wants to build, with the cost of new construction, land, septic, driveway, etc., it can get out of hand (and budget) quite quickly.

If you ask people online what you can expect to get on a tighter budget, unfortunately most of the responses will be jokes about buying a yard shed or complaints about how much it costs to build and how you just can’t make it work. Some will say that you can build for under $100,000, which while there are some barndo shell plans (exterior completed, no interior finishing) that can be made that way (simplified, economical, and cost-effective), the majority of barn homes people have in mind will not fall into the under $100k category.  

So does that mean you have to give up on your dream of living in the country with a low maintenance post frame home? Absolutely not! 

Let's look at a few things including

While it is hard to build a mansion on a tight budget, there is no reason you can’t build an economical new home with key features to make your dream a reality. 

Check out these three simplified barndo shell options that, as of today, Milmar can offer to much of our region to be built with full exterior dried-in shell and concrete floor for less than $100,000. These are quite the deals, as typically, barndominiums in general or even new homes in general will not be this affordable. Do keep in mind that the interior finishing is a large part of a house expense, and these plans do not include interior finishing (drywall, paint, cabinetry, fixtures, etc.)

Staying Informed on Home Costs

Something to be aware of too, is that the cost to build any home in 2016 was significantly different than it is in 2025. The average cost of a new home build has significantly increased, even in the last couple years the change has been noticeable (see the difference between 2022 and 2024, according to the NAHB - page 3 of each of these reports is especially telling). But this doesn't mean that you can't build your dream barndo! These are just tools and information to help you as you plan.

Costs that not everyone thinks of when starting to plan their build

If you look at new build costs in Kansas vs in Hawaii, they are going to be staggeringly different. But this can even vary based on what area of a state you're in! If you haven't bought land yet, keep that in mind as land will be a significant cost, as well as the development of it (if it's not already developed land). Costs to develop land is another factor that will vary greatly based on your location. Utilities such as water/well digging, septic and more will vary based on the topography and what's underneath the top layer of soil. 

Milmar Barndominium Shells

The price for a barndominium shell build with Milmar will typically include the following (this will vary in options, pricing, and what's included in the shell from builder to builder): 

• Materials and labor to complete exterior dried-in shell
• Foundation
• Windows and door package (there can be a lot of change here based on whether you're going with standard or specialty/custom windows and doors)
• Drip-Stop condensation control on roof
• House wrap under all wall steel
• Post Protector sleeves and grade guards on full foundation

The sky’s the limit when it comes to customizing your budget friendly post frame home. Just remember, some things that tend to drive prices up quickly are the following:

• 2nd story/joists and floor systems
• Specialty doors and windows
• High end exterior finishes such as Hardi-Board, cedar or stonework
• Timber framed porches
• Dormers or more complex roof structures
• Huge square footage
• Basements (Yes, these are possible with post frame, but it can add a lot of cost)
• Decks/2nd story decks
• High pitched roofs or attic trusses
• Standing seam roof (Great product, but adds to the cost)
• High cost septic system if your property is not suited for a traditional field
• Hard to build lot/steep hill/drop off
• Window wall with tons of windows floor to ceiling
• Large, elaborate porches
• In-Floor Heating (Radiant Heat)
• Great rooms and vaulted ceilings
  

See this article How Much Does a Post Frame Home Cost for a more specific dollar range breakdown of a lot of these, and of the basic costs too. 

All this to say, the best ways to keep your cost down on a new post frame home are:

1. Keeping the overall design simple
2. Self finishing/directing your interior build-out and finishes if you have the skill level to manage it or do some of the work yourself

Some other things that can impact costs are general economy-driven things. We have all seen prices rise across the board for everything in the US economy since 2019/the year of covid. Things like tariffs (like we're seeing now), market crashes, poor economy in general (think 2008), wars starting (even when the US is not as involved, this can impact costs of things in a variety of ways), and other politically generated disruptions. 

When Planning Your Build

For barndominiums that you don't have an unlimited budget for (which most of us DO have a budget to stick to) we are fans of a suggestion from The Barndominium Company. They call it their three-sheet rule. Sit down (with your significant other if you have one) and go over all your dream list items for your home, put that all on one sheet. Then go over your must-haves, the features you feel like are most important and order them from most important to you to least important to you.

Create a second sheet that includes your ideal build but with just your top one or two luxury features.

Then create a third sheet that includes just the minimum of what would be acceptable for you, leaving off the luxury items and going basic. These are the sheets then that you can share with your designer or builder and tell them where you need to be budget-wise. This will help inform them on what is most important to you to have included and they'll be able to help you out with the possibilities you have (realistically) with the budget you're working with. 

This helpful thought can help you clear through the noise of some of the planning process and focus on what matters most to you. 

Financing for Barndominiums

Financing for post-frame homes has become increasingly easier as the market has gotten more familiar with these style of homes. We have a couple of financial organizations that have worked specifically with post-frame homes or barns in the past and that encourage those seeking financing for a barn home to start with them, but there are many lenders outside of these with which you can pursue financing for your barndo. 

There will be questions you have to answer, just like you would for any custom home build loan, but these are becoming more and more standardized and typical as lenders have become more familiar with the construction process of post-frame builds. We're happy to help provide you with any helpful info and resources as you navigate the financing process for your home build with Milmar.

We are here to help you succeed in your post frame home venture and are always working on putting out information here on our web page about how you can learn more about building post-frame projects or even self directing your project, and knowing that you are asking the right questions as you plan out your home or even your shop, garage, or barn!

You can contact our team with questions or to get started on planning or building your project.